VALUATION REPORT
Ref No. Poonawalla Fincorp/2025/08/2228
At the request of the Poonawalla Fincorp Limited (PFL), (City/Location-Kanpur), we have inspected the property owned by
Smt. Kesar Sachdeva w/o Mr. Sunil Kumar and Mr. Sunil Kumar s/o Mr. Mohan Lal, Smt. Sarika Gupta w/o Mr. Ravi Shankar
Gupta and Smt. Ranu Singh Chauhan w/o Mr. Arun Pratap Singh and D/o Mr. Ramendra Singh to assess the valuation of the
House no. KLPK/ 331, built on part of Arazi no. 331 situated at Mauza Kalyanpur Kalan, Tehsil and District-Kanpur Nagar (UP)-
208017 or BT+ TOP UP / Commercial Property Purchase loan purpose detailed as under: -
Name of Valuation Agency : Black Olive Ventures Date of Valuation : 28.08.2025
Pvt. Ltd.
A. Broad level Case and Property details:
Proposal No : APPL00643089 Case Type : BT+ TOP UP
Date of Inspection / Site : 28.08.2025 Nearest Landmark : Chacha Bhatija
visit Fashion Store
Name of the Customer/ Applicant/Co-applicant & : SUDHIR TRANSPORT COMPANY
Contact Details SUDHIR PRATAP SINGH & ANITA SINGH
Name of Current Owner / Seller : Smt. Kesar Sachdeva w/o Mr. Sunil Kumar and Mr. Sunil
Kumar s/o Mr. Mohan Lal, Smt. Sarika Gupta w/o Mr. Ravi
Shankar Gupta and Smt. Ranu Singh Chauhan w/o Mr.
Arun Pratap Singh and D/o Mr. Ramendra Singh
Name of the Person met at site & Contact No. : Mr. Jitendra Singh (Brother)- 7987186667
: As per TRF : H NO KLP 331 KALYANPUR KALA KANPUR
Address of the property : As per Document : House no. KLPK/ 331, built on part of Arazi no. 331
being appraised situated at Mauza Kalyanpur Kalan, Tehsil and District-
Kanpur Nagar (UP)
: As per Actual at site : Property situated at Mauza Kalyanpur Kalan, Tehsil and
District-Kanpur Nagar (UP)-208017
Documents Provided by PFL : A soft copy of sale Deed has been provided to
us in favor of Smt. Kesar Sachdeva w/o Mr.
Sunil Kumar and Mr. Sunil Kumar s/o Mr.
Mohan Lal, bearing Regis no. 834 and Dated:
24.01.2022 having land area is 552 sqft and
Basement 552 sqft and GF (Shop) 148 sqft, GF
404 sqft.
A soft copy of sale Deed has been provided to
us in favor of Smt. Kesar Sachdeva w/o Mr.
Sunil Kumar and Mr. Sunil Kumar s/o Mr.
Mohan Lal, bearing Regis no. 12287 and
Dated: 20.11.2023 having land area is 304
sqft and GF 304 sqft covered area.
A soft copy of sale Deed has been provided to
us in favor of Smt. Sarika Gupta w/o Mr. Ravi
Shankar Gupta, bearing Regis no. 6730 and
Dated: 14.10.2020 having land area is 1104
sqft, covered area of BM 938 sqft, GF 954
sqft, FF 97 sqft and covered area and Shop
area 194 sqft. Total covered area 2183 sqft.
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A soft copy of Will Deed has been provided to
us in favor of Mr. Naval Kishore s/o Late Mool
Chandra bearing Regis no. 270 and Dated:
23.06.2020 having land area is 2207 sqft.
A soft copy of Exchange Deed has been
provided to us in favor of Mr. Alok Kumar s/o
Mr. Brijesh Kumar, Mr. Amit Kumar Varma s/o
Mr. Brijesh Kumar and Mr. Anand Kumar
Kamal s/o Mr. Brijesh Kumar Kamal, bearing
Regis no. 12388 and Dated: 22.11.2023
having land area is 552 sqft and Basement
552 sqft and GF (Shop) 148 sqft, GF 404 sqft.
A soft copy of ATS has been provided to us in
favor of Mr. Sudhir Kumar s/o Mr. Jitwar
Singh, on dated: 27.08.2025 having land area
is 304 sqft and GF 304 sqft covered area.
A soft copy of ATS has been provided to us in
favor of Mr. Sudhir Kumar s/o Mr. Jitwar
Singh, on dated: 27.08.2025 having BM Shop
area is 249 sqft and UDSL 166 sqft covered
area.
A soft copy of ATS has been provided to us in
favor of Mr. Sudhir Kumar s/o Mr. Jitwar
Singh, on Dated: 27.08.2025 having land area
is 1104 sqft, covered area of BM 938 sqft, GF
954 sqft, FF 97 sqft and covered area and
Shop area 194 sqft. Total covered area 2183
sqft.
A soft copy of ATS has been provided to us in
favor of Mr. Sudhir Kumar s/o Mr. Jitwar
Singh, on Dated: 27.18.2025 having land area
is 304 sqft and GF 304 sqft covered area.
A soft copy of ATS has been provided to us in
favor of Mr. Sudhir Kumar s/o Mr. Jitwar
Singh, on Dated: 27.18.2025 having BM Shop
area is 249 sqft and UDSL 166 sqft covered
area.
A soft copy of ATS has been provided to us in
favor of Mr. Sudhir Kumar s/o Mr. Jitwar
Singh, on Dated: 27.18.2025 having land area
is 1104 sqft, covered area of BM 938 sqft, GF
954 sqft, FF 97 sqft and covered area and
Shop area 194 sqft. Total covered area 2183
sqft.
B. Location & Property Specific Details (based on site visit)
Status of Land Holding Developed By (Self / colonizer /
: Freehold : Self
(Freehold/Leasehold) Builder/Society/Authority/etc.)
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Type of Property (Flat /
row house/ Shop/ Office/
Industrial/ independent Type of Locality (Posh / Upper
bungalow/ vacant : Vacant Class / Middle class / Lower : Middle-Class
Plot/Independent floor/ Middle class / Lower class)
Resi cum commercial /
warehouse)
Width of road in front or
Occupation Status (Self /
adjacent to the property
Tenanted /Mixed /under
(In Ft) (Largest width in : NA : LGF+UGF+FF (Vacant)
construction/Vacant/Seller
case of multiple access
Occupied)
roads)
Property Usage (Resi /Comm./
Location/Zoning as per
Mixed / Industrial /
Master Plan (Resi /
: Residential Warehouse/Vacant <12 : Vacant
Commercial / Mixed /
months/Vacant since > 12
Industrial)
months/Land)
Plot Demarcation : Yes Property Identifiable (Yes /No) : No
Identified Through (legal
docs / Site Map/ customer : Not-identified Within MC Limit : Yes, (Nagar Nigam)
/local enquiry)
Internal Finishing and
Type of Structure (RCC / LB / truss
Amenities available
: 0 roof / Stone roof /ACC or Tin shed : RCC
(Lift/Swimming pool/Club
/ tile roof / Mud house
House/Park)
No. of Floors in the
: LGF+UGF+FF (Vacant) Located on Floor No. : Entire Property
building
Total No. of Flats / Unit in
: NA Year of Completion of Property : Under-Construction
building
Construction Stage of the Disbursement Recommended (in
: 50% : 60%
Property (in %) %)
Present Age of the Future Physical Life of Property
: 01 Year : 59 Years
Property (Residual Age of property)
Is OC or Completion
Certificate available? If
: NA Comment on Fire Exit : Yes
not, reason informed by
customer
Does property fall under
Flood prone area? : NA restricted or specialized industrial : NA
zone?
Mobile tower due to which
High Tension wire
: NA subject mentioned property being : NA
affecting Property?
affected
Does property fall under Approved FAR or FSI Vs. Actual
CRZ? If yes, which : NA FAR Vs. FSI for building or given : NA
category? flat
C. Boundaries
Boundaries : North South East West
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Arazi of Nawab House of
As per Documents : 60 Ft. wide road Part of House
Singh Surajmukhi
Property of
House of Tota
Mahendra
ram (Present Property of Alok
Kumar,
As per Site / Actual : 50 Ft. wide road owner) and Kumar, Anand kumar
Surendra,
Nawab Singh and Amiit Kumar
Dhirendra and
(Past owner)
Virendra Singh
If No, then reason
Boundaries Matching Not ascertained : NA
thereon
D. Plan Approvals
Construction as per approved/ Details of approved plan with
: NA : NA
sanctioned plans approval no and date
Construction permission Number
: NA Violations Observed if Any : NA
and date
If plans not available, then is the
structure confirming to the local : NA
byelaws.
E. Setbacks / Margin
Setbacks / Margin in
: Front Rear Left Side Right Side
the Building (in Ft)
As per sanctioned/ NA NA NA NA
:
permissible byelaws
As per Site / Actual : NA NA NA NA
Any Deviation NA NA NA NA
(Acceptable / Non :
Acceptable)N
F. Height/Storeys
As per sanctioned/ permissible byelaws : NA
As per Site / Actual : NA
G. Demolition Risk (Yes /No)
If Yes, specify reason thereof:
H. Built-up Area & Accommodation Details
Floor (Pl mention Carpet Actual BUA Permissible
: Accommodation Adopted BUA (Sqft)
floor wise) Area (Sqft) (Sqft) BUA (Sqft)
Lower Ground Floor : 01 Hall. 1288 1610 -- --
Upper Ground Floor : 01 Hall. 1288 1610 1046 1046
First Floor : 01 Hall. 1288 1610 1046 1046
Second Floor : -- -- -- -- --
Total : 03 Hall 3864 4830 2092 2092
Violation observed
:
if any
I. Valuation of Property (Fair Market Valuation / Distress Valuation)
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2207 Adoptable Built-up Area (in
Land Area (In Sqft) : : 2092 [Link].
Sqft)
Current Market Rate of land in Rs. 7200/- to Rs. Construction Cost (Rs per
: : Rs. 0/- [Link].
the locality (Range) in Rs Per Sqft 7500/- sqft)
Rs. 0/- Total Construction Value
Recommended Rate of Land (Rs
: for 100% complete : Rs. 0/-
per sqft)
building (in Rs)
Total Construction Value
Total Land Value (in Rs) : Rs. 0/- for present construction : Rs. 0/-
stage (in Rs)
Market Value of Land & Building Market Value of Land &
for 100% complete property (in : Rs. 0/- Building for present : Rs. 0/-
Rs) completed property (in Rs)
Distress Value of present
Distress Value of 100% complete
: Rs. 0/- completed property @ (in : Rs. 0/-
property
Rs)
Flat / Apartment / Shop / Office
: NA Adopted Per Sqft Rate : NA
BUA (in Sqft)
Total Market Value of Apartment
: NA
/ Shop / Flat / Office (Rs per sqft)
Distress Value of 100% complete
: NA
property
Government Guideline/ Circle Land Value as per
: Rs. 1468/- : Rs. 0/-
rate for Land (Rs per sqft) Government Rate (Rs)
Government Guideline/ Circle Flat / Apartment Value as
: NA : NA
rate for Flats (Rs per sqft) per Government Rate (Rs)
Final recommended value in words: NA
Value of reconstruction to be considered for property
Rs. 0/-
insurance (Rs.)
J. Property Specific Remarks & Observation
K. Remarks / : The subject property is a semi-contructed premise comprising LGF+UGF+FF storied
Observation structure, having land area measuring 1610 sqft (28’x 57’5”) and 2207 sqft was on
provided documents, hence land area is mis-matched.
A soft copy of sale Deed has been provided to us in favor of Smt. Kesar Sachdeva w/o
Mr. Sunil Kumar and Mr. Sunil Kumar s/o Mr. Mohan Lal, bearing Regis no. 834 and
Dated: 24.01.2022 having land area is 552 sqft and Basement 552 sqft and GF (Shop)
148 sqft, GF 404 sqft.
A soft copy of sale Deed has been provided to us in favor of Smt. Kesar Sachdeva w/o
Mr. Sunil Kumar and Mr. Sunil Kumar s/o Mr. Mohan Lal, bearing Regis no. 12287
and Dated: 20.11.2023 having land area is 304 sqft and GF 304 sqft covered area.
A soft copy of sale Deed has been provided to us in favor of Smt. Sarika Gupta w/o
Mr. Ravi Shankar Gupta, bearing Regis no. 6730 and Dated: 14.10.2020 having land
area is 1104 sqft, covered area of BM 938 sqft, GF 954 sqft, FF 97 sqft and covered
area and Shop area 194 sqft. Total covered area 2183 sqft.
A soft copy of Will Deed has been provided to us in favor of Mr. Naval Kishore s/o
Late Mool Chandra bearing Regis no. 270 and Dated: 23.06.2020 having land area is
2207 sqft.
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A soft copy of Exchange Deed has been provided to us in favor of Mr. Alok Kumar s/o
Mr. Brijesh Kumar, Mr. Amit Kumar Varma s/o Mr. Brijesh Kumar and Mr. Anand
Kumar Kamal s/o Mr. Brijesh Kumar Kamal, bearing Regis no. 12388 and Dated:
22.11.2023 having land area is 552 sqft and Basement 552 sqft and GF (Shop) 148
sqft, GF 404 sqft.
A soft copy of ATS has been provided to us in favor of Mr. Sudhir Kumar s/o Mr.
Jitwar Singh, on dated: 27.08.2025 having land area is 304 sqft and GF 304 sqft
covered area.
A soft copy of ATS has been provided to us in favor of Mr. Sudhir Kumar s/o Mr.
Jitwar Singh, on dated: 27.08.2025 having BM Shop area is 249 sqft and UDSL 166
sqft covered area.
A soft copy of ATS has been provided to us in favor of Mr. Sudhir Kumar s/o Mr.
Jitwar Singh, on Dated: 27.08.2025 having land area is 1104 sqft, covered area of BM
938 sqft, GF 954 sqft, FF 97 sqft and covered area and Shop area 194 sqft. Total
covered area 2183 sqft.
A soft copy of ATS has been provided to us in favor of Mr. Sudhir Kumar s/o Mr.
Jitwar Singh, on Dated: 27.18.2025 having land area is 304 sqft and GF 304 sqft
covered area.
A soft copy of ATS has been provided to us in favor of Mr. Sudhir Kumar s/o Mr.
Jitwar Singh, on Dated: 27.18.2025 having BM Shop area is 249 sqft and UDSL 166
sqft covered area.
A soft copy of ATS has been provided to us in favor of Mr. Sudhir Kumar s/o Mr.
Jitwar Singh, on Dated: 27.18.2025 having land area is 1104 sqft, covered area of BM
938 sqft, GF 954 sqft, FF 97 sqft and covered area and Shop area 194 sqft. Total
covered area 2183 sqft.
Approach road to the property is through 50 Ft. wide road at North direction known
as Old Shivali Road.
Property lies under “Nagar Nigam” Limits.
The Site inspection was conducted in the presence of Mr. Jitendra Singh (Applicant’s
Brother) his contact no. 7987186667and KYC details are 6388.
For the purpose of this valuation, we have taken land area as per doc and BUA as per
byelaws into consideration.
Fi is advice to check all the legal documents and deviations before disbursal of this
case.
Geo Coordinates of the property is 26.501647, 80.252468.
Note- Legal report is required for the plot area and ownership and boundaries clearance.
Property is semi-constructed condition. Tentative land rate are Rs. 7200/- to Rs. 7500/-.per
sqft
L. `Valuer Certification
M.
Date of Visit : 28.08.2025 Date of Report Submission : 28.08.2025
Name of Engineer Authorized Signatory Name
: Mr. Avinash Singh : Mr. Varun Goel
Visited the property & Signature
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Subject Property (Front View) Subject Property (Back view)
Road View Road View
Internal View Internal View
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Internal View Internal View
Roof View Selfie
KYC-01 KYC-02
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Location Map (26.501647, 80.252468)
(Route Map)
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Name of Appraiser: Black Olive Ventures Pvt. Ltd
Office No. B-2/72, Ground Floor, Vibhuti Khand, Gomti
Nagar, Lucknow, Uttar Pradesh - 226010 Authorized Signatory
DECLARATION (We hereby declare that)
• Report Prepared by –Mr. Shikhar Kumar, Report Finalized by – Mr. Deepanshu Sharma
We have no direct or indirect interest in the property valued.
The property was inspected by our authorized representative (Mr. Avinash Singh) along with the owner’s
representative and information furnished in the report is true & correct to the best of our knowledge & as
per the documents provided by financial Institution or Property Owner (we have not done any due
diligence on the documents shared with us for the purpose of this valuation).
This report is for technical valuation and should not be read in any legal context. Report does not certify or
confirm any ownership or title or physical/legal possession of the property that has been valued thus
financial firm or client should independently verify authenticity of all title & other documents.
The market value indicated in the report, is an opinion of the value prevailing on these date moreover
financial firm or client is free to obtain other Independent opinions on the same.
The fair Market value of such properties vary, depending on the future market conditions and scenarios
thus the valuation needs to be periodically reviewed.
Compliance with statutory regulations pertaining to mortgage or property loans is the responsibility of the
lending institutions. Legal Opinion on the subject property is also the responsibility of lending institution.
The collective liability of Black Olive Ventures Pvt. Ltd. shall not in any event exceed the professional fee
charged for the Project.
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